How will you market my property to attract the right tenant?
Effective property marketing is about more than simply advertising a property. We combine accurate market pricing, strong presentation, quality photography and compelling advertising with a considered mix of digital marketing, database engagement and targeted channels to maximise exposure and attract the right prospective tenants
How will you connect my property with the right tenants?
Strong tenant connection gives your property an important advantage when it comes to attracting the right applicants. Our marketing activity and presence in the local rental market means we are consistently engaging with prospective tenants, building an active database of people looking for their next home.
We use this reach alongside targeted marketing and our existing tenant enquiry to connect your property with suitable prospective tenants, rather than relying solely on new advertising enquiry.
Throughout the marketing campaign, we closely monitor enquiry, inspection activity and applicant feedback, keeping you informed of progress and providing recommendations where required. When one tenancy is coming to an end, we start planning early and coordinate the transition to help minimise unnecessary vacancy between tenants.
How do you select the right tenant for my property?
We take tenant selection seriously and do not simply present every application received. Each applicant is carefully assessed against our tenancy criteria, including identity, income and employment verification, affordability, rental history and previous tenancy references.
Only applicants who satisfy our assessment process are recommended for your consideration. We will discuss the application with you, provide our professional recommendation and give you the relevant information to make an informed decision before any tenancy is approved.
How do you minimise vacancy?
Minimising vacancy starts well before a property becomes available. We monitor lease expiry dates, current market conditions and rental performance so decisions can be made early. When a property is coming to market, we focus on accurate pricing, strong presentation, effective marketing and responsive enquiry management to maintain momentum and reduce unnecessary days vacant.
We also work to keep the turnaround between tenancies as tight as possible, coordinating inspections, maintenance and preparation early so the property is ready for the next tenancy without avoidable delays.
Our aim is to secure the right tenant in the shortest reasonable timeframe, without compromising on tenant selection simply to fill the property.
How do you protect my property throughout the tenancy?
Protecting your property starts before the tenant moves in. We prepare a detailed Entry Condition Report supported by a combination of dated still photography and 360° images, creating a comprehensive record of the property’s condition at the commencement of the tenancy. This provides an important reference throughout the tenancy and when assessing the property at vacate.
Before possession is provided, we ensure the tenancy documentation is completed and the required rent and bond have been paid. We also make sure tenants understand their responsibilities under the Tenancy Agreement and the expectations around caring for the property.
Throughout the tenancy, we actively manage compliance with the agreement, address issues as they arise and maintain clear records and documentation to help protect your property and your interests.
How will I know my property is being well looked after?
Regular routine inspections are an important part of protecting your property and identifying issues early. We conduct up to four routine inspections each year, providing you with a detailed written report supported by a combination of dated still photography and 360° images, giving you a comprehensive view of the property at the time of inspection.
We assess the general internal and external condition of the property, how it is being maintained by the tenant and any maintenance items that may require attention. Where concerns are identified, we do more than simply report them. Tenant related matters are addressed directly and followed up to ensure the appropriate action is taken, while maintenance issues are assessed and recommendations provided. We keep you informed of any significant concerns and the action being taken.
The next routine inspection is scheduled following each visit, helping ensure inspections remain consistent throughout the tenancy and your property continues to be actively monitored.
What happens if my tenant falls behind in rent?
Even with careful tenant selection and thorough screening, circumstances can change and a tenant may occasionally fall behind in their rent. We have clear arrears procedures in place to identify missed payments early and take prompt action within Queensland tenancy legislation.
Rent payments are closely monitored, with tenants contacted and followed up as soon as arrears are identified. Our priority is to resolve arrears quickly, minimise disruption to your rental income and prevent a small issue from becoming a larger one.
If arrears continue or formal action is required, we manage the process, keep you informed and provide clear advice on the appropriate next steps.
How will maintenance at my property be managed?
Maintenance requests are assessed when received to determine the nature and urgency of the issue. We work within your agreed instructions and approval limits, keeping you informed and seeking your authority before arranging works where required.
Where urgent action is necessary to protect the property, address a safety issue or meet legislative obligations, we respond in accordance with your management instructions and Queensland tenancy legislation.
We work with trusted, appropriately qualified tradespeople who meet our service standards, while also giving you the flexibility to nominate preferred contractors. Maintenance is recorded and managed through our property management system, with visibility available through your owner portal.
Once works are approved, we coordinate access, communicate with tenants and contractors, follow up outstanding items and manage the process through to completion.
This gives a prospective owner confidence that you are proactive, but also makes it clear that proactive management does not mean spending their money without appropriate authority.
How do you manage lease renewals and rental reviews?
We begin reviewing your tenancy approximately three months before the lease expiry, giving you time to consider your options and make informed decisions without unnecessary time pressure.
As part of this process, we review current market conditions, comparable rental evidence, the performance of the tenancy and the legislative requirements around rent increases. We then provide you with a market update and our recommendation on the appropriate rental position and lease renewal strategy.
Once we receive your instructions, we manage the renewal process with the tenant and ensure any proposed rent increase is implemented in accordance with current Queensland legislation and the required timeframes.
How are my rental income, expenses and statements managed?
Rental funds are typically disbursed twice monthly, with alternative disbursement arrangements available to suit your requirements. Detailed statements provide a clear record of rental income received and expenses paid for your property.
We can also manage payment of property related expenses including council rates, water charges, body corporate levies, landlord insurance and approved maintenance invoices from available rental funds, bringing your property income and expenses together in one place.
Your statements and financial information are available online and through our Owner App, giving you convenient access to your property’s financial position in the palm of your hand. At the end of each financial year, you will also receive a consolidated income and expenditure statement to assist with tax preparation and record keeping.